September 12, 1999
To:Scarborough Community Council
From:Ted Tyndorf, MCIP, RPP.
Director of Community Planning, East District
Subject:Draft Plan of Subdivision Application SC-T1998602
Zoning By-law Amendment Application SC-Z1997055
Hopewell Construction Limited
Part of Lot 10, Concession 1
4585 Kingston Road
West Hill Community
Scarborough Highland Creek
Purpose:
This report recommends approval of applications for a draft plan of subdivision and corresponding Zoning By-law
amendment to permit a 38 unit freehold street townhouse development on a 0.92 hectare (2.27 acre) property. The subject
site is located on the south side of Kingston Road east of Morningside Avenue and is currently zoned "Highway
Commercial."
Financial Implications:
None.
Recommendations:
It is recommended that City Council:
(A)Zoning By-law:
amend the West Hill Community Zoning By-law No.10327, as amended, with respect to Part of Lot 10, Concession 1,
known municipally as 4585 Kingston Road, by deleting the "Highway Commercial" (HC) zoning and replacing it with a
Street Townhouse Residential" (ST) zoning with the following Performance Standards:
(1)maximum one dwelling unit per 158 square metres ( 1,700 square feet) of site area;
(2)a garage shall be attached to each dwelling unit and be setback a minimum distance of 6 metres (20 feet) from the
street line;
(3)minimum building setback 3 metres (10 feet) from the Kingston Road street line;
(4)maximum building height: 3 storeys and 14 metres (46 feet);
(5)maximum building coverage 50 percent of the site area;
(6)minimum rear yard building setback 7.25 metres (24 feet);
(7)general provisions relating to maximum height, basement height, storeys, floor area and a minimum rear yard setback
shall not apply.
(B)Draft Plan of Subdivision:
grant draft plan approval to application SC -T1998016, Hopewell Construction Limited, for the lands described as Lot 10,
Concession 1, known municipally as 4585 Kingston Road, subject to the following conditions:
(1)Plan as stamped approved this date as shown on Figure 3;
(2)the owner to make satisfactory arrangements with the Toronto Hydro Electric Commission for Water and Electrical
Distribution Systems including a street lighting system;
(3)the owner to make satisfactory arrangements with Bell Canada regarding any Bell Canada facilities required to service
this development;
(4)the owner to dedicate all streets, corner roundings and road widenings as shown on the draft plan;
(5)all road reserves and road widenings shall be deeded at no charge to the City;
(6)the owner to make satisfactory arrangements with the City regarding all services and easements;
(7)the owner to construct at its sole cost all external services required to service its lands;
(8)the owner to construct Street "A" as a fully serviced municipal road;
(9)the owner to provide adequate privacy fencing at the turning circle to screen vehicular lights as well as a landscaped
island/or alternative landscaped feature at the turning circle to the satisfaction of the Works and Emergency Services
Department, in consultation with Urban Planning and Development Services Department;
(10)the owner to obtain the approval of the Works and Emergency Services Department regarding streetscaping of the
Kingston Road boulevard;
(11)the owner to agree to practice Storm Water Management in the development of these lands;
(12)the owner to agree to pay:
(i)$300.00 per hydrant for fire hydrant maintenance;
(ii)$40.00 per unit for geodetic surveys and aerial mapping;
(iii)$300.00 per dwelling unit for planting and maintenance of street trees on the public road allowance;
(13)prior to the registration of the plan and lot grading, the owner to obtain the approval of the Tree Conservation
By-law Co-ordinator, Scarborough Region of a tree preservation plan for this development; and
(C)Miscellaneous
authorize such unsubstantive technical, stylistic or format changes to the Zoning By-law as may be required to properly
carry out the intent of this resolution.
Background:
The subject site is currently vacant with limited perimeter vegetation. It is surrounded by a restaurant on the west side and
various retail stores on the east side. To the southwest, on Collingsgrove Road, is a condominium townhouse development.
On the southeast boundary, on West Hill Drive, are single-family homes.
The development concept is shown on Figures 3 and 4. The development consists of a number of freehold townhouse
blocks based on an 18.5 metre (60 feet) public road with 8 metre (26 feet) pavement width. Each of the proposed lots is a
minimum of 6 metres (20 feet) frontage except for the lots fronting onto the cul-de-sac which are on average 6 metres in
frontage. The proposed dwellings are three storeys in height ranging in size from 109 square metres to 154 square metres
(1174 square feet. to 1660 square feet). The proposed elevation treatment is shown on Figure 5.
The subject site is designated Highway Commercial in the Official Plan which permits Medium Density Residential uses to
a maximum density of 100 units per (net) hectare (40 units per acre). The proposed development represents a net density of
63 units per hectare (26 units per acre) and conforms to the Official Plan.
Comments:
The applications have been circulated to the affected city departments and agencies. No objections were received although
the Scarborough Separate School Board noted serious overcrowding concerns in the local elementary and high school.
Standard conditions requested by the Works and Emergency Services Department, Toronto Hydro Electric Commission
and Bell Canada are reflected in the recommended conditions of draft approval. A tree preservation plan is currently under
review by the Tree Preservation By-law Co-ordinator, Scarborough District and as required by Condition No. 13 of the
recommended conditions of draft approval, approval will be required prior to the registration of the plan and before any
grading is undertaken.
The actual division of the proposed lots within the blocks being created under this subdivision plan will be achieved by an
application for Part Lot Control Exemption at the time the foundations of the proposed dwellings are constructed.
Conclusion:
The proposed development represents an appropriate development scheme in conformity with the Official Plan for this
area. A townhouse development is compatible with the mix of land-uses in this neighbourhood and would add to the
supply of medium density housing in this neighbourhood. The site plan and elevation plans together with the proposed
landscaping treatment indicate a quality development which should have a positive impact on the desirability of this
neighbourhood. There are similar vacant and underutilized properties in the vicinity of the subject site and the standard of
development established on this site may act as a catalyst for the (re)development of these properties and lead to an overall
upgrading of this section of Kingston Road.
Contact Name:
Ms. Jayne Naiman, Senior Planner
Scarborough Civic Centre
Telephone: (416) 396-7040
Fax: (416) 396-4265
E-mail: naiman@city.scarborough.on.ca
Ted Tyndorf, MCIP, RPP.
Director of Community Planning, East District
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